CT Investment Opportunities, Fairfield County Real Estate, Fairfield CT Beach Area, Fairfield CT Beach Area Rental, Fairfield Summer Rental
From CT Realtors:
Rental Real Estate / Important New Law and Reminders
If you are a landlord, or if you include residential leasing as part of your real estate practice, please be aware of an important upcoming new law as well as reminders for laws enacted in earlier years:
1. New – Lease Summary Form Required April 1, 2026: Effective April 1, 2026, Connecticut law requires attaching a specific summary form entitled “Standardized Rental Terms Summary Form” as the first page of any new or renewal lease agreement for residential dwellings. That form was developed by the Connecticut Department of Housing (DOH). You can find it on the DOH site at this linkand it is being added to the CTR Forms library for April 1, 2026. Note: penalties for failure to provide this form include loss of one month’s rent.
2. Reminder – Late Fees: As noticed to you in earlier communications and as a reminder, effective as of October 1, 2023, the maximum late fee that landlords may charge is the lesser of 1) five dollars per day, up to a maximum of fifty dollars, or 2) five percent of the delinquent rent payment or, in the case of rent paid in whole or in part by a governmental or charitable entity, five percent of the tenant’s share of the delinquent rent payment. More than one late fee may not be assessed upon a delinquent rent payment, regardless of how long the rent remains unpaid. CTR is making this addition to the lease agreement in our CTR Forms library.
3. Reminder – Pre-Occupancy Walk-Through: As a reminder, as of January 1, 2024, after a rental agreement is signed but before a tenant takes occupancy, landlords are required to offer tenants a pre-occupancy walk-through. If a tenant opts for a walk-through, the landlord must use the pre-occupancy walk-through checklist prepared by Department of Housing (DOH) that can be found at this link.
March 16, 2026 CT REALTORS® | 90 State House Square, Suite 1120 | Hartford, CT 06103 US
Romantic photo collage depicting a warm, cozy, and aspirational lifestyle for the months to come!
Happy February! Here’s a summary of where we are in the Fairfield and Westport CT single-family markets in January 2026 compared to a year ago.
January2026 Takeaways 😉
In Fairfield, the market still favored sellers due to very low inventory with just 85 houses for sale and less than two months of supply. The average time on market was 30 days to contract. Ninety-three percent of the homes sold for at least 95% of asking, and sale prices averaged 101% of the list price showing sustained buyer demand.
In Westport, the seller’s advantage also continued, though increased inventory and market time hinted at a potentially more balanced market to come. Housing inventory was up 32% from the previous year, and the months of supply was more than 34% higher than in January of 2025. Days on market averaged 34, a nearly 80% increase over the prior year. Sale prices averaged 102% of asking. Eighty-seven percent of homes sold for an average of 95% or more of the asking price.
Sales Were Up
January 2026 sales were up 15% from January 2025. This is in response to the drop in interest rates from the seven percent range to the low-mid six percent range, coupled with pent up buyer demand, and a bit more choice coming to the market.
The Opportunities… ✅
Rates are down with the 30-year fixed conforming mortgage rateat 6% and the jumbo rate at 5.875% at the time this was written. William Raveis Mortgage also offers adjustable rate mortgages (ARMs) with rates in the low-five percent range.
Chief economist for the National Association of Realtors, Lawrence Yun, emphasizes that the current interest rates are the lowest in three years.This means mortgage affordability is up!
Sellers entering the market now still benefit from low competition. The spring market begins to escalate after the Super Bowl!
If you are looking to buy and worry about coordinating your sale with finding your new home, you can protect yourself in the transition when you list your house “subject to finding suitable housing”. This means you are under no obligation to sell your house until you have found the new home.
Another option is to sell your house and rent it back until you’re ready to move. This puts cash in your pocket and positions you as a strong buyer.
You can also request a long closing to give you time to find and close on your new home. Additionally, it’s possible to buy before your sell with a bridge loan. Talk to your agent about a strategy that works best for you. Putting your house on the market enables you to be a competitive buyer while expanding the housing choices for everyone out there shopping for a home!
Buyers, depending on the competition for the home you are bidding on, you may face multiple offers or you could have leverage to negotiate. Remember to have your budget set, down payment saved, and credit score in good order. Avoid taking out other loans or financing other large purchases when preparing to finance a home! If you see something you like, be prepared to have your agent submit a complete and competitive offer including your pre-approval or proof of funds. If you need to sell your house first, talk to your agent as soon as possible to determine your strategy.
Contact your agent to help you plan for your new home this year! 🏡 💫
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If only I had a nearby home office that could double as a guest space… I want my parents to downsize and live near us, but there just aren’t many options…. We need a smart retirement plan that reduces net living expenses and allows us to travel! I wish we had an income-producing opportunity on our existing property…
What is an ADU?
An ADU is a permanent living space that sits on the property of an existing home and includes its own entrance, sleeping quarters, a bathroom, and a parking space. It can be attached, detached, or even within the existing home. The ADU shares utility connections from the main house and is a fixed structure that is subject to all local zoning and permitting regulations. It can be as small as under 300 square feet or as large as around 1,000 square feet or more, depending on the town regulations. ADUs are permanent residences, unlike mobile homes or tiny homes, that are temporary in nature.
Cool Features
State of the art ADU construction emphasizes sustainability, accessibility, clever design, and excellent use of space. Some even have basements as a relatively inexpensive way to add utility within the footprint.
Accessibility features may include an elevator, barrier-free shower access (walk or roll right in!), shower grab bars, and easy handles in the kitchen.
Solar panels and insulated panel construction are examples of sustainability features
To maximize space, hanging toilets are often used, where much of the unit sits behind the wall. A spiral stair case or mini elevator can be great space-savers, and rooms with Murphy beds enable multi-purpose use. A design that allows for ample natural light is key in maximizing the feeling of spaciousness.
What Are the Benefits of an ADU?
Referred to as “the perfect housing solution” by expert and author of several books on the subject, Sheri Khoones, ADUs can serve many purposes. They can be a great solution, for blended families, adult children, live-in care-givers, vacation space, guests, office space, aging in place near family, earning rental income, and adding value to your property.
How Long Does it Take to Add an ADU?
You are essentially building a home, though small, so all of the same steps apply. These include a survey, feasibility determination, site work, permitting and approval process, design, material orders, utility connections, and inspections. It can take three to six months for the materials to arrive after town approvals. Therefore, the timing can range from six to 12 months.
How Much Does it Cost?
The cost can range from $250,000 to $450,000 for a detached ADU in Fairfield County. The key variables are size, whether it’s attached or detached, the site work, utility requirements, building methods, such as pre-fabricated or not, customization, and finishes. Other areas in Connecticut may cost less. A converted garage would also cost less.
=> Inspiration – For more information and inspiration about ADUs in Connecticut and across the country, local author, Sheri Koones has written a number of books.
=> Town Regulations
Zoning regulations vary by town, and ADUs fall under the Affordable Housing department. CoThese are some of the key regulations for ADUs in Fairfield:
Ownership: The principal owner must occupy either the main house or the ADU.
Size: The ADU cannot exceed 40% of the floor area of the existing house or 1,500 square feet, whichever is less.
Attached: An ADU must be attached to the primary residence in R-2, A, B, and C zones, unless a variance is approved.
Detached: An ADU can be detached in AAA, AA, and R-3 zones.
Occupancy: Maximum of 2 people for standard ADUs, or 3 people if designated as affordable housing.
Parking: At least one off-street parking space is required.
Rental Period: Units cannot be rented for less than 60 consecutive days.
Design & Location: Detached or attached ADUs are allowed, including garage conversions.
Approval Process: The Town Plan and Zoning and Health Departments must approve all projects, which often includes submitting an A-2 survey.
Conforming: Lots must be conforming, or a variance would be needed.
Affordable Housing: ADUs can qualify for affordable housing subject to town and Connecticut 8-30g regulations.
The links below provide more information on zoning regulations in nearby towns and how to proceed if you want to add an accessory apartment to your home.
Image: Nostalgic collage of romantic flowers, family photos, and a cozy home in the snow.
Happy Holidays! 🎁 Enjoy adding the December market update to your wintery mix!
As we embrace cherished memories and prepare to make new ones with family and friends, now is also a great moment to reflect on our local markets and the opportunities ahead! Here’s a summary of the Fairfield and Westport CT single-family markets in November 2025 compared to a year ago. Do you think a shift is happening?
November2025Takeaways 🤓
In Fairfield sales were up and so were the inventory and months of supply. The median sale price and price per square foot were also up compared to last year, while the market time was unchanged. Ninety-two percent of the homes sold for at least 95% of asking, with sale prices averaging 101.5% of asking (up slightly from 100% last year).
Westport
In Westport sales were down from a year ago, while the inventory, months of supply, and market time were up. The median sale price was down from a year ago, and also down from last month. Sale prices averaged 95% of asking, down from 100% last November. Seventy-two percent of homes sold for 95% or more of the asking price (same as last month).
November sales reflect activity in October, when many try to complete their moves before the holiday season approaches. Fairfield’s market did reflect a flurry of activity, while the market in Westport slowed both in unit sales and market time, which averaged a month and a half. The months of supply in both towns remained well below six, indicating a market still in favor of home sellers. Although many sellers still enjoyed top sale prices and multiple offers, many buyers were able to negotiate prices below the list price.
The Opportunities… 🥳
Rates are down with the 30-year fixed conforming mortgage ratedown to 6.125% and the jumbo rate at 5.750% at the time this was written. William Raveis Mortgage also offers adjustable rate mortgages (ARMs) with rates in the 4-5% range. This means mortgage affordability is up!
Sellers entering the market now still benefit from home appreciation and relatively low competition. If you are also looking to buy but worry about finding your new home, you have options to protect your transition when you list your house for sale. You are protected when you list your house for sale “subject to finding suitable housing”. This means you are under no obligation to sell your house until you have found the new home to move into. Another option is to sell your house and rent it back until you’re ready to move. This puts cash in your pocket and positions you as a strong buyer. You could also request a long closing to give you time to find your new home. It is also possible to buy before your sell with a bridge loan. Talk to your agent about a strategy that works best for you. Listing your house soon will enable you to be a competitive buyer and add one more home to choose from for everyone out there shopping for a home!
Buyers, depending on the competition for the home you want to pursue, you may face multiple offers, or you may have leverage to negotiate. Increased inventory and longer market times work in your favor. If you see something you like, be prepared to submit a complete and competitive offer including your pre-approval or proof of funds. If you need to sell your house first, talk to your agent as soon as possible to prepare your strategy.
Contact your agent if you’re dreaming of a new home this season! 🎁 🏡
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Image: Warm and festive long table extending away toward a tall stone fireplace
Happy November! 🦃 What will you be thankful for and what’s on your wishlist this season?
Take a look at this summary of the Fairfield and Westport CT single-family markets this October compared to a year ago and the opportunities ahead. Spoiler alert: The broad theme is “UP“!
Key Takeaways from October2025 🧐
In Fairfield sales were up. Inventory, the months of supply and market time were up. The median sale price and price per square foot were up too. Ninety-five percent of the homes sold for at least 95% of asking with an average sale price of 102% of asking.
Westport
Likewise, in Westport sales were up. Inventory, the months of supply, and market time were up. The median sale price also jumped up a whopping 87% from last October due to a number of very high-priced sales. However, just 72% of homes sold for 95% or more of the asking price with an average sale price of 100% of list.
The markets in Fairfield and Westport were dynamic with stronger buyer and seller activity than a year ago. Many sellers still enjoyed top sale prices, while many buyers were able to negotiate prices below the list price.
The Opportunities… 🥳
Rates are down with the 30-year fixed conforming mortgage ratedown to 6.125% and the jumbo rate at 5.750% at the time this was written. William Raveis Mortgage also offers adjustable rate mortgages (ARMs) with rates in the 5s. This means affordability is up for those considering a mortgage!
Sellers entering the market now have a continued competitive advantage due to appreciation and relatively low inventory. If you are also looking to buy but worry about finding your new home, you have options. You can list your home “subject to finding suitable housing”, sell and rent back until you’re ready to move, negotiate a long closing, or buy first with a bridge loan. Talk to your agent about a strategy that works best for you. Listing your house now will enable you to be a competitive buyer while providing more choices for everyone shopping for a new home!
Buyers, despite some continued multiple offer situations, your options and negotiating power are UP now with increased inventory and longer market times. If you see something you like, be prepared to submit a complete and competitive offer including your pre-approval or proof of funds. Now’s the time to make your offer, as sellers are likely motivated to close before the holidays. You may have some great leverage for a win-win deal!
Reach out to your agent if you wish to be grateful for a new home this season! 🍂 🏡
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I have to ask: What’s the One Thing your next home must have?
Here’s a summary of what happened last month in our Fairfield and Westport CT single-family markets compared to a year ago and the opportunities for making your next move.
✅ Get updates here for new listings, price changes, local market insights, and mortgage rates.
September 2025 Fairfield
Westport
Key Takeaways from September 🧐
In Fairfield there was more inventory, more months of supply, and there were more new listings this September compared to last year. However, there were fewer sales and pending sales. For the homes that did sell, the median sale price was up, market time averaged a brisk 20 days (down from 32 last year), and sales averaged 103% of asking, compared to 99% last September. This shows that, although there was more choice for buyers, the competition for some of the listings was still fierce.
In Westport the inventory and months of supply also increased year over year, to 4.16 months of supply, where five to six months is considered a balanced market. Unit sales increased by 24 percent. However, there were fewer new listings, longer market times (averaging 42 vs 33 days), and sale prices averaged just below asking. The median sale price also dipped slightly to $2,175,000. Perhaps a more balanced market is gradually approaching.
And the Opportunities Are… 🥇
The 30-year fixed conformingmortgage rate was 6.325% and the jumbo rate just at 6.000% at the time this was written. William Raveis Mortgage also offered adjustable rate mortgages (ARM) at 5% for jumbo, and 5.750% for conforming. This improves affordability for everyone considering a mortgage!
Sellers entering the market now still have a competitive advantage due to relatively low inventory. If you are also looking to buy, you can list your home “subject to finding suitable housing” to protect yourself until you find something you love. You can also have your agent negotiate timing to coordinate your move, such as a delayed closing date.
The market is still leaning toward sellers, and listing your house will provide more choices for everyone trying to make a move! There is a nice window for sellers list their homes and buyers to get in before the holiday season shifts into high gear.
Buyers, if you see something you like, be prepared to act with a complete offer including your pre-approval or proof of funds. If you’ve been watching a listing that’s been on for a while, now’s the time to make your offer. You might have some leverage to strike a good deal!
Will you be stepping into a new home this fall? 🍂 🏡
Image: Woman heading to beach yoga from an elegant backyard
📆 It’s mid-September, and the word on the street isthat we’re back from vacation and back to school… now what?!
Beach yoga days are numbered, the end-of-summer dust has settled, and now you’re wondering, how’s the real estate market? Here’s a summary of what happened last month in our Fairfield and Westport Connecticut single-family housing markets compared to a year ago and the opportunities that follow.
✅ Stay informed of new listings, price changes, local market insights, and mortgage rates.
August 2025 Changes in Favor of Buyers & Sellers
🧐What happened in August?
In Fairfield, the number of sales was up even though inventory was down, new listings were down, and the months of supply was down from August a year ago. As a result, prices were up, and sales averaged 104% of asking, compared to 102% last August.
In Westport the number of sales was about the same as last year, and inventory was significantly higher, yet sale prices were still up compared to last August. Fewer new listings came on the market and the average market time was higher, suggesting that some inventory was sitting while some new listings came on and sold quickly. Sale prices averaged close to asking.
🙌 What are the Opportunities?
Low inventory and low affordability continue to be the biggest challenges.
The good news is that the 30-year fixed conformingmortgage rate was down to 6.125% and the jumbo rate just dropped to 6.000% at the time this was written. This improves affordability for everyone considering a mortgage!
Sellers who jump into the market now have a great competitive advantage. If you are also looking to buy, you can list your home “subject to finding suitable housing” to protect yourself until you find something you love. You are also in the driver’s seat when it comes to timing and can require a delayed closing date to meet your needs.
Now is primetime for sellers list their homes before the holiday season is upon us. It is still a seller’s market, and listing your house will provide more options for everyone trying to make a move!
Buyers, if you’ve been watching a listing for a while that hasn’t sold yet, now’s the time to make your move- you might have some good leverage to strike a deal!
🎬 Want to Take Action?
Sellers often ask– when is the best time to sell? The answer is- when you are emotionally ready, your house is market-ready, and the time is right for you. There will always be pros and cons to the current market, and it’s impossible to time it accurately.
Pro Seller Tip: Five key factors will get your home sold, and you are in control of most of them! No matter the market conditions, it is critical to position your home to show its very best, which may include some staging and landscape enhancements. Here are some insights into the power of staging psychology. It’s also a good exercise to critique your home as if you were a prospective buyer to gain an honest perspective.
Reach out to 📲 your agent with your questions and desired outcomes so you’ll have a plan and timeline to get where you want to go. Ask your agent what they have in mind for the best marketing strategy to maximize demand for your listing in the current market and what the key points of negotiation are likely to be so you are not surprised. If you’re concerned about where to go, consider this story. Here’s an overview of what you can expect for the process.
As a buyer in this market, be ready to buy! The average market time is still just a few weeks. Reach out to 📲 your agent before you’re ready to bid to review the process, new forms, and a plan that meets your needs. Your agent will help you navigate the market for a successful purchase and/or sale. Your agent can assess the degree of leverage you have when bidding on a home by investigating key variables such as the amount of competition for it at that exact moment.
Fun Activity: 🖐 Raise your hand if you become two different people when you’re a home seller 😎 and a home buyer 🤨!
Will you be leveraging 💪 the opportunities this fall? 🍂
Here’s a summary of what happened in July in our local Fairfield and Westport single-family housing markets compared to a year ago.
Stay informed of new listings, price changes, local market insights, and mortgage rates.
July 2025 Market Changes in Favor of Buyers & Sellers
What were the July opportunities?
For sellers, there were fewer new listings to compete with in July compared to last year. Sale prices still averaged 103 and 101 percent of asking in Fairfield and Westport respectively. Market time on average remained at four weeks or less (to contract). Sale prices were up in Westport, and average list prices were up in Fairfield compared to July 2024.
For buyers, inventory was up in both towns, and the number of sales was down compared to last July. In Westport, the months of supply was up to 4.82, where five to six months of supply is considered a balanced market! The months of supply refers to how many months it would take to sell all the homes on the market at the current rate of sales. These factors suggest a little more choice, plus some potential leverage for buyers.
At the time this post was written, the 30-year fixed conforming mortgage rate was down to 6.490% and the jumbo rate stayed at 6.125%.
Action Items.
Whether you are thinking of buying, selling, or both, it’s in your best interest to be proactive by meeting with your agent early in your process. This will help you know what to expect in the current market and have a plan in mind.
Many sellers ask– when is the best time to sell? The answer is- when you are emotionally ready, your house is market-ready, and the time is right for you. There will always be pros and cons to the current market, and it’s impossible to time it accurately.
Pro Seller Tip: Five key factors will get your home sold, and you are in control of most of them! No matter the market conditions, it is critical to position your home to show its very best, which may include some staging and landscape enhancements. Here are some insights into the power of staging psychology. It’s also a good exercise to critique your home as if you were a prospective buyer to gain an honest perspective.
Fun Activity: 🖐 Raise your hand if you become two different people when you’re a home seller 😎 and a home buyer 😳!
Although the market is still competitive for buyers, many are feeling frustrated by years of rising prices and interest rates, limited choice, and bidding wars. Pricing and presenting your house attractively can help you sell for top dollar in the least amount of time.
Reach out to your agent with your questions and desired outcomes so you’ll have a plan and timeline to get where you want to go. Ask your agent what they have in mind for the best marketing strategy to maximize demand for your listing in the current market and what the key points of negotiation are likely to be so you are not surprised. If you’re concerned about where to go, consider this story. Here’s an overview of what you can expect for the process.
As a buyer in this market, be ready to go! The average market time is still just a few weeks. Reach out to your agent before you’re ready to bid to go over the process, current forms, and a plan that meets your needs. Your agent will help you navigate the market for a successful sale and/or purchase. How much leverage you have when bidding on a home depends on the competition for that property at the time it hits the market.
If you are ready to make an informed decision, you will be well positioned to comfortably secure your new home. This means you are prepared to submit a competitive offer and your proof of funds or mortgage pre-approval are in your agent’s hands.
Also, keep in mind if you are in a multiple-bid situation with financing, you may be competing with cash offers. Talk to your agent about how you can make your offer more attractive in other ways. If you need to sell your house before buying, discuss your options with your agent. Here’s a guide for what you can expect in the process of buying your home.
Can you see yourself in a new home before fall? ⛱️ 🍂
Image: Festive Penfield Beach in Action on 4th of July 2025 weekend!
Hello July! 🌺☀️ And it feels like summer!
Word on the street- It took a while (for Mother Nature to let go of cold weather and constant rain 🌧️!), but things finally heated up! In fact, some are even saying that “summer is the new spring market here in coastal Connecticut”.) Here’s a summary of what happened in June in our local Fairfield and Westport single-family housing markets compared to a year ago.
Stay informed of new listings, price changes, local market insights, and mortgage rates.
June 2025 Market Changes in Favor of Buyers & Sellers
What were the opportunities in June?
For sellers, unit sales were up in both towns and sale prices still averaged 103 to 104 percent of asking in Fairfield and Westport respectively. Market time remained brisk with an average of 23 days to contract in Westport and only 18 days in Fairfield. For buyers, more choice was emerging, with inventory increases of about 10 percent in Fairfield and 47 percent in Westport compared to June 2024 offering more of a selection! Plus, the median sale price actually went down in Westport, for a change!
At the time this post was written, the 30-year fixed conforming mortgage rate remained at 6.875%, but the jumbo rate was down to 6.125%.
Action Items.
Whether you are thinking of buying, selling, or both, it’s in your best interest to plan ahead by meeting with your agent early in your process. This will help you know what to expect in the current market and have a plan in mind.
Many sellers ask, when is the best time to sell? The answer is, when you are emotionally ready, your house is market-ready, and the time is right for you. There will always be pros and cons to the current market, and no one can accurately time it.
Pro Seller Tip: Five key factors will get your home sold, and you are in control of most of them! No matter the market conditions, it is critical to position your home to show its very best, which may include some staging and landscape enhancements. You can critique your home as if you were a protective buyer to gain perspective.
Pricing at or below market value is a strategy to attract the most buyers quickly and generate competition for your listing. Although there are still more buyers than listings, many buyers are feeling frustrated by years of rising prices and interest rates, limited choice, and bidding wars. Pricing your house attractively can help you sell for top dollar in the least amount of time.
Reach out to your agent proactively with your questions and desired outcomes so you’ll have a plan and timeline to get you where you want to go. Collaborate with your agent for the best marketing strategy and negotiations to maximize demand for your listing in the current market. If you’re concerned about where to go, consider this story. Here’s an overview of what you can expect for the process.
As a buyer in this market, be ready to go! There may be more of a selection, but that doesn’t mean there’s more time to make a decision, as market time is still uncomfortably fast. Reach out to your agent proactively to go over the process, current forms, and a plan that meets your needs. Your agent will help you navigate the market for a successful sale and/or purchase. How much time and leverage you have when bidding on a home depends on the competition for that property at the time it hits the market. Competition continues among buyers and there is still a short window before most sellers receive and accept offers.
If you are ready to make an informed decision, you will be well positioned to comfortably secure your new home. This means you are prepared to submit a competitive offer and your proof of funds or mortgage pre-approval are in your agent’s hands. Keep in mind if you are in a multiple-bid situation with financing, you may be competing with cash offers. Talk to your agent about how you can make your offer more attractive in other ways. If you need to sell your house before buying, discuss your options with your agent. Here’s a guide for what you can expect.
Will you be enjoying a new home before summer’s end? 🏡 💫
Fairfield and Westport CT Real Estate Guide 